Enclosed Porch - GLA Or Not?

[Ghost Rider]

Realtor is including it in their SF. calculations (which aren't even accurate, neither here or there) and the town has it as an encl. porch.

My problem is, it's Heated and tied into the Air Conditioning system for the main dwelling - the finish of it is such that it "feels" like a porch - not the same quality as the rest of the dwelling.

My gut says it's an Enclosed Porch, and not included in the GLA calcs......It's gonna be a bad situation anyway, since it's a sale, and the value isn't there........Just wanted to see what the rest of you think.

 

[CANative]

In this situation I would probably include it in the GLA (you have some justification since it is heated and cooled and could be "lived in" year 'round.)

Since it's not going to make the contract price, at least no one will try to blame you for excluding this area. Just write a short sentence explaining that this area has been included in the living area calcs.

I can't see that any USPAP cop is going to show up at your office with a warrant.

 

[xm39hnu]

You might make a small adjustment for quality of construction if you can't find a comp or two with a similar feature. If it has the same functional utility as the rest of the house, I'd include it. I'd also comment that it appears to have been a porch at one time, and that the quality of finish is similar (or not) to the rest of the house.

 

[Frederick R. Ruffell]

either way, include it in the GLA or a separate line item. Of course adjusted for as the market dictates.

 

[Lysander in Charlotte]

Since it is heated and air conditioned, its is a part of the GLA. Include. You can adjust the fact that it "feels" like a porch and is lesser than the rest of the GLA if you deem advisable.

To me the more difficult call is when the enclosed porch is small, is equal to or nicer than the rest of the GLA, but has no heating ducts. It has a set of big doors that when opened will adequately heat the porch. Do you ever include this in GLA?

 

[CANative]

Those are tough calls, Lysander. Just did one where the "enclosed porch." was a signficant portion of the living area The house was heated with a single wood stove, you entered the house from the porch and a large section of the wall had been removed and reframed. Exterior was same wood shingle siding same as the house but you could tell that they had converted a large (15 x 20) porch.

Rural coastal area with a mild climate, secluded sites, no 2 houses the same. Called it GLA.

 

[Tim Hicks (Texas)]

Separate it. If it is not equal to the main living, why should it count equal. You can vent your open patio for heat and air, that does not make it living area. I would call it an enclosed porch and have a separate adjustment for it at a lesser per foot adjustment than you use for living area. It is what is, too many appraisers, realtors, home owners try to claim different, but if it is not equal to the main living area (no exposed brick walls, step downs, no insulation, etc), then it is not equal. Just my not so humble opinion.

 

[Pamela Crowley (Florida)]

NO! Per ANSI, it would not be included in the GLA!

Heat/AC is NOT the only determination!!!!! So very many of us were taught WRONG about this (including me until I took the ANSI class). The construction and finish has to be at least equal to the main living areas of the house (living room, bedrooms, etc) along with finish and the HVAC.

Separate it and include it on one of the 'basement' lines, adjust as necessary.

The place my parents bought has an enclosed porch, aluminum frame & roof, plastic windows, it's own heat pump with space blower unit. Nice room, but it is NOT part of the GLA. Realtor added it in the GLA of the listing. More skewed statistics.

Please!!!!!! Get a copy of the ANSI residential measuring standards and learn them. Many states do have it included somewhere in either law or rules to use it.

 

[CANative]

So, does it have to meet each and every specific test of the ANSI standard each and every time?

I don't think so. You have to consider the market as well as other factors. IMO, which is humble due to my limited number of years in the profession.

My areas have such a wide range of designs, styles, condition and values that it's never a slam dunk on anything. What about houses that don't have heating systems but use fireplaces or wood stoves? Say it's an old house where they've enclosed a porch and the outside looks exactly like the rest of the house, built to the same quality for the period, has the same roofing, same windows, same doors and floor coverings... but you can tell it was formerly a porch because one interior wall has the same siding as the original exterior? And say that area is a nice sitting area with a great view of the ocean or lake or whatever. A pleasant room. Anyone buying this house would consider that porch as a part of the overall living area of the house. Why cloud the waters with additional line items of adjustments, explanations and information that has run contrary to what the market is telling you? Just explain in the report.

Most of the time I do exactly what Pam and Tim have suggested and make an adjustment on the basement/below grade lines. I'm just saying there are times when it's more appropriate to go the other route.

 

[Tim Hicks (Texas)]

Originally posted by Greg Boyd@May 9 2004, 09:08 AM
Say it's an old house where they've enclosed a porch and the outside looks exactly like the rest of the house, built to the same quality for the period, has the same roofing, same windows, same doors and floor coverings... but you can tell it was formerly a porch because one interior wall has the same siding as the original exterior? And say that area is a nice sitting area with a great view of the ocean or lake or whatever. A pleasant room. Anyone buying this house would consider that porch as a part of the overall living area of the house.

You answered your own question. You said it was obvious that in was originally a porch. There is nothing that says you can't give it equal value on a separate line adjustment. The key is you do not want to present a misleading report. Remember, it is what it is. Not everyone will consider it part of the main living area. I would not, so could others. When it becomes an issue on re-sale, they will want to know why the first appraiser says it is and the new buyer and his appraiser says it is not. CYA.

There will always be someone that will not look at it as living area. Like me, for instance. You can never guarantee 100% of the time it will be considered main living area.